@Mike Smith I was born with one very special gift, and that gift is that I can become average or above average at anything I try.

Current set up:$313764 purchase price/ 5% down conv $8000 builder credits$9000 commission towards down pymt $5000 earnest money$4000 gift$6000 additional cash Paying $8942 points for 5.75% Paying $7064 up front pmi$7744 estimated closing costs $2790 prepaids Lender says need another $10K to closeDebts $640 (lender says add an additional $174 on top of $640 because 2024 taxes without homestead exemption on newly converted rental.

Obtaining that information is like a gift, not something I care to be forced upon you.

The usual way around this is for people to get funds as gifts from family and friends, but the lender will want a gift letter from each saying it is really a gift and not a loan that is expected to be repaid.Also as @Wayne Brooks said, you're going to be hard pressed to find any hard money lender who will make a loan on an owner-occupied property since all the consumer-protection laws went into effect after the last bust.

My parents have agreed to use a Gift of Equity to transfer ownership into my name for payoff.

The goal is to have $30k and we probably have about $15k now and saving $2,000 - $3,500 per month depending on the month (we took a hit from buying Christmas gifts Lol).

Alot of folks will show up having bought a gift or two on the way.

Simultaneously, Cowboy Christmas, a western-themed gift show, unfolds at the Convention Center, offering an expanded experience for over 300,000 visitors.

You'll likely be better structuring it as a "gift" as opposed to a loan.

I'm going to bake cookies, set up a Christmas tree, make gift wrap, scissors and ribbon available next to it.